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HomeMy WebLinkAbout2.0 - Verizon Wireless - Pa2014-125 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT August 20, 2015 Meeting Agenda Item No. 2 SUBJECT: Verizon Wireless Facility - (PA2014-125) 1501 Superior Avenue Conditional Use Permit No. UP2014-033 APPLICANT: Rachael Davidson, Jacobs Engineering, on behalf of Verizon Wireless PROPERTY Gordon Fishman, Universal Properties and Management, Inc. OWNER: PLANNER: James Campbell, Principal Planner (949) 644-3210, jcampbell@newportbeachca.gov PROJECT SUMMARY Verizon Wireless requests a Conditional Use Permit for a new Wireless Telecommunications Facility on the roof of a 45-foot tall office building. A new 12-foot tall, rooftop screen wall that would exceed the maximum height limit of 50 feet by 5 feet would screen the facility. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. approving Conditional Use Permit No. UP2014-033 (Attachment PC-1). DISCUSSION The Commission continued this application from the July 23, 2015, meeting after uncertainty of the applicant's request. Additionally, the Commission had several questions related to potential interference with medical testing equipment within the building, tenant notification, and possible collocation of additional carriers in the future that required additional research. The minutes of the July 23, 2015, meeting are included as Attachment PC-2. The applicant has revised their proposal requesting the antennas to be 11 feet, 6 inches above the roof behind the requested 12-foot screen wall. The plans (Attachment PC-3) reflect this change; otherwise, the application remains identical to the proposal considered at the previous meeting. The applicant has updated Sheet A-5 to show the height of the antennas. The top of the antenna is at an elevation of 54 feet, 6 inches I Verizon Wireless (PA2014-125) August 20, 2015, Page 2 above the ground, or 11 feet, 6 inches above the roof and 6 inches below the proposed 12-foot screen wall. The applicant has provided Sheet A-6 that includes a section diagram of the proposed antennas, mounting bracket, screen wall, as well as the existing parapet wall. The photographic simulations of the building with the proposed 12-foot screen wall are included in Attachment PC-4. The applicant indicates taller antennas are necessary to reduce signal blockage from the existing 2-foot high parapet wall, as demonstrated in Sheet A-7. The diagram on the top of the sheet shows the signal propagation based on the proposed height; the image at the bottom of the sheet is the prior proposal. Both diagrams show some signal blockage but only the proposed height is acceptable to the Verizon engineers. In other words, the applicant's previous proposal for antennas 10 feet above the roof was premature, as their own radio frequency engineers had not completely vetted the proposal. The screen wall would also need to extend approximately 6 inches above the antennas to allow clearance for structural support elements for the proposed screen wall. In the light of the new information presented by the applicant, staff supports the applicant's request for a 12-foot screen wall. Although a lower screen wall would be in better architectural balance with the building, the 12-foot wall is not significantly out of proportion, and staff believes the Commission can make all required findings for project approval. In response to the Commission's inquiry, the applicant confirms there will be no interference with properly working medical testing or other electronic equipment that may be in the building. Staff posted a public hearing notice at the site, which has likely made many tenants aware of the application. The Commission questioned whether a future collocation of a second carrier would be possible. The applicant indicates that the Verizon proposal would in no way preclude multiple carriers at the site. When a second carrier attempts to collocate at a site, there is a coordination process to avoid signal interference or other equipment conflicts. The applicant believes that it would be possible to accommodate a second carrier provided the building can support the added weight (with or without modification) and the owner would allow additional carriers. Alternatives 1. The Planning Commission can reduce the size or height of the proposed screen wall to promote a better architectural scale of the resulting change to the building in order to make the required findings. However, lowering the height of the screen wall to 10 feet would reduce signal propagation and would not meet the applicant's coverage needs or might require the screen wall to be closer to the edge of the building leading more building mass. Staff does not recommend either of these changes. Verizon Wireless (PA2014-125) August 20, 2015, Page 3 2. The Commission can alter the conditions of approval in order to address areas of concern. 3. If the Planning Commission is unable to make all of the required findings, the Commission should deny the application. The Commission could find that the size and height of the proposed 12-foot screen wall are not architecturally compatible and out of scale or otherwise create an undesirable scale relationship to the area. A resolution for denial is provided (Attachment PC-5) if the Planning Commission is unable to make all the required findings. Project denial would require additional information or findings that the Planning Commission may deem necessary or warranted. Environmental Review Staff recommends the Planning Commission find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15301 (Existing Facilities) and 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Section 15301 (Class 1) allows the alteration of existing structures involving negligible or no expansion of use. The alterations to the existing office building do not expand the use. Section 15303 (Class 3) allows construction of new, small facilities or structures and installation of small new equipment and facilities in small structures. Examples of this exemption include up to four commercial buildings totaling 10,000 square feet and accessory structures. In this case, the proposed project involves the installation of antennas and support equipment behind a new parapet screen wall on the rooftop of an existing three-story office building and no expansion of the use. Public Notice The Commission continued this hearing from July 23, 2015, to this meeting date. Notice of the July 23, 2015, hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways) including the applicant, and was posted on the subject property at least 10 days before the meeting consistent with the Municipal Code. Additionally, staff posted the agenda for this meeting at City Hall and on the City website and it included this item. Prepared by: Submitted by: James Campbell, Principal Planner BrIra a Wisnes i,r ICP, Deputy Director Verizon Wireless (PA2014-125) August 20, 2015, Page 4 ATTACHMENTS PC 1 Draft Resolution for Approval with Findings and Conditions PC 2 July 23, 2015 Meeting Minutes PC 3 Revised project plans PC 4 Photographic Simulations PC 5 Resolution for Denial -4- Attachment No. PC 1 Updated Draft Resolution for Approval with Findings and Conditions �� QP �� ��P P�" O� �� �� \�� RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2014-033 FOR A WIRELESS TELECOMMUNICATIONS FACILITY LOCATED AT 1501 SUPERIOR AVENUE (PA2014-125) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Jacobs Engineering on behalf of Verizon Wireless, with respect to property located at 1501 Superior Avenue, and legally described as Parcel 2 in the City of Newport Beach, County of Orange, as shown on a map filed in Book 124, Pages 24 and 25 of Parcel Maps, in the office of the County Recorder, requesting approval of a conditional use permit pursuant to Chapter 20.49 of the Newport Beach Municipal Code (NBMC). 2. The proposed wireless telecommunication facility (Facility) would include a total of twelve (12), 8-foot long panel antennas deployed in three (3) sectors, a microwave dish, twelve (12) remote radio units, and support equipment within five (5) equipment cabinets and a stand-by generator. The antennas and related support equipment would be located on the roof of the building and would be fully screened from public view by a new screen wall that would extend 12-feet above the roof to a maximum overall height of 55 feet. 3. The subject property is designated as Medical Commercial Office (CO-M) by the Land Use Element of the General Plan and the site is within the OM (Office Medical) Zoning District. 4. The subject property is not located within the coastal zone. 5. Pursuant to NBMC Section 20.30.060(C)(2)(d), the maximum height of buildings in the OM District is 50 feet with discretionary approval. The existing building is 45 feet tall and the requested facility includes a screening wall that would exceed the 50-foot height limit by 5 feet requiring the consideration of a conditional use permit pursuant to NBMC Section 20.49.050(C)(1). 6. A public hearing was held on July 23, 2015, and August 20, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15301 (Existing Facilities) and 15303 (New Construction or Conversion of Small 7 Planning Commission Resolution No. #### Page 2 of 12 Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Section 15301 (Class 1) allows the alteration of existing structures involving negligible or no expansion of use. The alterations to the existing office building do not expand the office building or office use. Section 15303 (Class 3) allows construction of new, small facilities or structures and installation of small new equipment and facilities in small structures. Examples of this exemption include up to four commercial buildings totaling 10,000 square feet and accessory structures. The proposed project involves the installation of antennas and support equipment behind a new parapet screen wall on the roof top of an existing three-story office building and no expansion of the office building or office use. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits), NBMC Section 20.49.060(H)(1) (Required Findings for Telecom Facilities), and NBMC Section 20.49.060(H)(2) (Findings to Increase Height), the following findings and facts in support of such findings are set forth: Conditional Use Permit Findings Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The subject property is designated as Medical Commercial Office (CO-M) by the Land Use Element of the General Plan, which is intended to provide primarily for medical- related offices, other professional offices, retail, short-term convalescent and long-term care facilities, research labs, and similar uses. Although not specifically listed, wireless telecommunication facilities serve the broader community and the installation of a Facility on property designated CO-M does not conflict with the purpose and intent of the land use designation. 2. The subject property is within the OM (Medical Office) Zoning District and Facilities are allowed uses pursuant to NBMC Section 20.20.020 and subject to NBMC Chapter 20.49. 3. The proposed Facility is an auxiliary use, serving consumers and business customers, consistent with the CO-M land use designation and the OM Zoning District. 4. The subject property is not located within a specific plan area. g Planning Commission Resolution No. #### Page 3 of 12 Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. NBMC Section 20.20.020 allows wireless telecommunication facilities within the OM zoning district subject to compliance with NBMC Chapter 20.49. Given the design and height of the proposed facility, a conditional use permit is required. 2. NBMC Section 20.49.010 requires the utilization of the least obtrusive technology to minimize visual impacts. The design of the facility minimizes visual impacts due to the placement of antennas and all support equipment behind screen walls that are consistent the existing architectural elements of the building and are architecturally compatible and integrated into the structure. 3. NBMC Section 20.49.050(F) requires Class 1 facilities to screen all components of a Facility. The support equipment for the telecom facility will be placed on the roof of the building behind a proposed screen wall and fully screened from public view. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The installation of the proposed Class 1 (Stealth/Screened) telecom facility is identified as a preferred location and consistent with the design standards specified in NBMC Section 20.49.050. The design of the facility minimizes visual impacts due to the placement of antennas and all support equipment behind screen walls that are consistent the existing architectural elements of the building and are architecturally compatible and integrated into the structure. The entire facility will be fully screened from public view with no visible antennas, cables or equipment. 2. Although the subject site is near residential properties, the Facility itself would be located approximately 125 feet from the nearest residence and all antennas and support equipment will be screened from view by a proposed rooftop screen wall designed to architecturally compatible with the building. 3. The proposed telecom facility will be unmanned, have no impact on the circulation system, and will not generate noise, odor, smoke, or any other adverse impacts to adjacent land uses. 4. The proposed facility will allow commuters and residents within the coverage area better wireless access to voice and data transmission services. The installation of the 9 Planning Commission Resolution No. #### Page 4 of 12 telecom facility will not result in any material changes to the character of the local community due to the design and location of the facility. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. Existing development at the project site has demonstrated that it is physically suitable to support existing development. The existing 45-foot tall building is physically suitable for the installation of wireless telecommunications equipment on the roof due to its height. The addition of rooftop antennas, support equipment, and rooftop screen wall will not affect current uses and will not alter the site's ability to provide public and emergency vehicle access or public services and utilities. 2. Today, most people use their cell phone as a principal method of reaching emergency services and better coverage in the area will provide improved access to emergency services to the benefit of the general public. 3. Based upon the proposed design and conditions of approval, the Public Works Department, Building Division, Police Department, and Fire Department find no deficiency regarding access, public services, or utilities provided to the project site and proposed project. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The proposed facility will only require periodic maintenance and will not generate any type of adverse impacts to the environment, such as noise, odor, or smoke. 2. The proposed facility will comply with the applicable rules, regulations and standards of the Federal Communications Commission (FCC) and the California Public Utilities Commission (CPUC), thus ensuring public health and safety. 3. The proposed facility is not located in an area adjacent to a coastal view road or public view point. 10 Planning Commission Resolution No. #### Page 5 of 12 4. As conditioned, the proposed telecommunication facility in this location will not result in conditions that are detrimental to nearby property owners, residents, and businesses, nor to public convenience, public health or safety. Telecom Facilities Findings Finding: F. The proposed telecom facility is visually compatible with the surrounding neighborhood. Facts in Support of Finding: 1. All antennas and support equipment will be concealed behind a proposed screen wall located on the roof of an existing building that will match the existing architectural style, color and materials of the building on which it is installed. No visible cables will be installed on the exterior of the building. 2. The design of the screen wall will appear as a typical rooftop equipment screen commonly found on the roof of many office buildings. The screen wall will be setback 14 to 15 feet from the edge of the roof and is not (3) three partial screens for each antenna sector, but rather a complete architectural rooftop screen that is consistent with the building's overall architectural design. As a result, the proposal will not draw attention to the facility making it visually inconspicuous. The project changes to the existing office building will resemble a typical office building rather than an office building that has been obviously altered to add a wireless telecommunication facility. Finding: G. The proposed telecom facility complies with height, location and design standards, as provided in Chapter 20.49. Facts in Support of Finding: 1. The maximum height of buildings and structures within the OM zone district is 50 feet. The height of the existing building is 45 feet and the proposed screen wall will exceed the height limit by 3 feet as the overall height of the proposed screen wall from the ground will be 55 feet. NBMC Section 20.49.050(C)(2) allows wireless telecommunication facilities to extend up to 15 feet above the maximum height with the approval of a conditional use permit. 2. NBMC Chapter 20.49 allows wireless telecommunication facilities on all non- residential multi-family zoned property and within the public right-of-way. Collocation on an existing site is preferred over new facilities; however no suitable collocation opportunity exists. The site is not a prohibited location listed in NBMC Section 20.49.040(B). Facts in support of Findings H and I below are incorporated by reference. 11 Planning Commission Resolution No. #### Page 6 of 12 3. As proposed, the telecom facility is a Class 1 installation as defined by the NBMC Section 20.49.030(G). The proposed Facility is fully screened and all support equipment is located on the roof of the existing building. The screen wall will be constructed, painted, and textured to match the existing architectural style, color, and materials of the building to make it compatible. No visible cables will be installed on the exterior of the building. Finding: H. An alternative site(s) located further from a residential district, public park or public facility cannot feasibly fulfill the coverage needs fulfilled by the installation at the proposed site. Facts in Support of Finding: 1. The applicant has documented the need to provide and improve coverage within the West Newport-Mesa area with RF coverage and signal strength maps. Poor coverage in the area presently exists and the proposed facility will improve coverage in the area. 2. Public parks or other public facilities are not located in the vicinity of the project site. Locating the facility farther from residential uses was examined; however, other locations in the area that could achieve the applicant's coverage needs are not available viable due to a lack of property owner consent. 3. The proposed location and design atop an existing office building avoids a potential Class 4 design, which is a lower priority design than the proposed project. Finding: 1. An alternative plan that would result in a higher preference facility class category for the proposed facility is not available or reasonably feasible and desirable under the circumstances. Facts in support of Finding: 1. NBMC Section 20.49.040 lists four preferred Facility preference designs from the most preferred to the least. Collocation of a facility is the first preference for new facilities; however, no collocation opportunities exist within 1,000 feet of the search area. 2. The proposed Facility is defined as a Class 1 (Stealth/Screened) installation, which is the second highest design preference. The antennas will be stealth and concealed behind screening that will match the existing architectural style, color, and materials of the building fagade on which it is mounted and the support equipment will be housed inside the existing building. 12 Planning Commission Resolution No. #### Page 7 of 12 3. The proposed location and design atop an existing office building avoids a potential Class 4 design, which is a lower priority facility class than the proposed project. Increased Height Findings Finding: I The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed telecom facility and existing adjacent developments or public spaces. Facts in Support of Finding: 1. The property abuts three public streets (Placentia Avenue, 15th Street, and Superior Avenue) that provide open areas and separate the project from nearby development. The existing three-story office building is 45 feet high and the proposed screen wall will increase the overall height by 10 feet (55 feet total). The proposed screen wall will be setback 14 to 15 feet from the edge of the roof. 2. The building is setback 8 feet from Placentia Avenue and 15th Street and over 100 feet from Superior Avenue. The building is setback approximately 35 feet from the commercial property to the north and approximately 125 feet from the nearest residence across Placentia Avenue. 3. The proposed facility is designed to be architecturally integrated with the existing building and will help the increased height to be inconspicuous and not result in an undesirable or abrupt scale change or relationship being created between the proposed project and adjacent development and public spaces. Finding: K. Establishment of the telecom facility at the requested height is necessary to provide service. Facts in Support of Finding: 1. Verizon's radio frequency (RF) engineers have demonstrated to the City the need for antennas to be installed at the height proposed in order to meet coverage and signal needs. According to the RF engineers, a lower height would result in insufficient signal propagation and/or signal blockage and would therefore not meet minimum coverage objectives. The requested increase in height of the screen wall is necessary to completely screen the proposed rooftop antennas and equipment. is Planning Commission Resolution No. #### Page 8 of 12 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2014-033, allowing a wireless telecommunication facility with a 12- foot tall rooftop screen wall subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 20TH DAY OF AUGUST, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Koetting, Secretary 24 Planning Commission Resolution No. #### Page 9 of 12 EXHIBIT "A" CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved plot plan, antenna and equipment plans, elevations, and photographic simulations, except as noted in the following conditions. 2. The facility approved by this permit shall comply with all applicable rules, regulations, and standards of the Federal Communications Commission (FCC) and the California Public Utilities Commission (CPUC). 3. At all times, the operator shall ensure that its telecom facilities comply with the most current regulatory operations standards, and radio frequency emissions standards adopted by the FCC. The operator shall be responsible for obtaining and maintaining the most current information from the FCC regarding allowable radio frequency emissions and all other applicable regulations and standards. Said information shall be made available by the operator upon request at the discretion of the Community Development Director. 4. The applicant is required to obtain all applicable permits from the City Building Division and Fire Department. Prior to the issuance of any building, mechanical, and/or electrical permits, architectural drawings and structural design plans shall be submitted to the City of Newport Beach for review and approval by the applicable departments. A copy of these conditions of approval shall be incorporated into the drawings approved for the issuance of permits. 5. The facility shall comply with all regulations and requirements of the California Building Code, California Fire Code, California Mechanical Code, and California Electrical Code. All required permits shall be obtained prior to commencement of the construction. 6. Complete structural calculations and plans are required for vertical and lateral loading for new and existing resisting elements and members. Plans must be stamped and signed by registered civil/structural, electrical and mechanical engineers. Plans must illustrate compliance with 11 B-202 California Building Code current adopted edition. 7. Anything not specifically approved by this permit is not permitted and must be addressed in a separate and subsequent telecom permit review. 8. The rooftop screen wall shall be no taller than 12 feet above the roof of the building. No portion of the wireless telecommunications facility, associated equipment, or mounting structures shall protrude above or beyond the rooftop screen walls. No visible cabling or wires are permitted on the exterior of the building. 9. The operator of the telecom facility shall maintain the facility in a manner consistent with the original approval of the facility. The facility is designed such that it will be 15 Planning Commission Resolution No. #### Page 10 of 12 visually compatible with the surrounding area. Any future increase in the height of the proposed antennas or the height of the proposed rooftop screen wall would defeat the concealment elements of the proposed design and would be considered a substantial change in the context of § 6409 of the Spectrum Act (codified at 47 U.S.C. 1455). 10. In case of damage done to public improvements surrounding the site by the private construction, additional reconstruction within the public right-of-way may be required at the discretion of the Public Works Inspector. 11. The storage of all project-related equipment during construction shall be on-site and outside the public right-of-way. 12. All work in the public right-of-way shall conform to the requirements of the Municipal Code, including but not limited to, Chapter 13, as the same may be amended from time to time. An approved encroachment permit is required for all work activities within the public right-of-way. 13. The non-exclusive technician parking space shown on Sheet C-1 is a parking space for the disabled. The final plans shall be modified to identify a different standard parking space as the non-exclusive parking space. 14. Utility meters for the proposed facility shall be located on private property. 15. Battery electrolyte capacity and the number of proposed batteries for each cabinet must be disclosed. Storage of batteries must comply with California Fire Code Section 608, Stationary Storage Battery Systems. 16. Manufacturers' specifications for any generators will be required with plan review. Generator shall be installed as per manufacturers' specifications, NFPA 110, and the National Electrical Code. 17. Emergency access to the equipment area shall be required. 18. The design of the panel antennas and associated equipment shall be designed to conform to CBC and ASCE 7-10 for wind and seismic connections. 19. A fire extinguisher with a minimum size of 2A 20BC shall be required within 50 feet of the equipment area on the roof. 20. A fire extinguisher with a minimum size of 3A 40BC shall be required within 30 feet of the standby generator. 21. A Fire Plan Review shall be required prior to permit issuance. 22. The applicant shall not prevent the City of Newport Beach from having adequate spectrum capacity on the City's 800 MHz radio frequencies at any time. 10 Planning Commission Resolution No. #### Page 11 of 12 23. The facility shall transmit at the approved frequency ranges established by the FCC. The applicant shall inform the City, in writing, of any proposed changes to the frequency range in order to prevent interference with the City's Public Safety radio equipment. 24. Should interference with the City's Public Safety radio equipment occur, use of the telecom facility authorized by this permit may be suspended until the radio frequency interference is corrected and verification of the compliance is reported. 25. The applicant recognizes that the frequencies used by the cellular facility located at 1501 Superior Avenue are extremely close to the frequencies used by the City of Newport Beach for public safety. This proximity will require extraordinary "comprehensive advanced planning and frequency coordination" engineering measures to prevent interference, especially in the choice of frequencies and radio ancillary hardware. This is encouraged in the "Best Practices Guide" published by the Association of Public-Safety Communications Officials-International, Inc. (APCO), and as endorsed by the Federal Communications Commission (FCC). 26. The applicant shall provide a "single point of contact" in its Engineering and Maintenance Departments that is monitored 24 hours per day to ensure continuity on all interference issues, and to which interference problems may be reported. The name, telephone number, fax number, and e-mail address of that person shall be provided to the Community Development Department and Newport Beach Police Department's Support Services Commander prior to activation of the facility. 27. Appropriate information warning signs or plates shall be posted at the access locations and each transmitting antenna. In addition, contact information (e.g., a telephone number) shall be provided on the warning signs or plates. The location of the information warning signs or plates shall be depicted on the plans submitted for construction permits. 28. No advertising signage or identifying logos shall be displayed on the telecom facility except for small identification, address, warning, and similar information plates. A detail of the information plates depicting the language on the plate shall be included in the plans submitted for issuance of building permits. 29. The telecom facility shall not be lighted. 30. Prior to the issuance of a certificate of occupancy for the facility, the applicant shall schedule an inspection with the Planning Division to ensure materials and colors match existing architecture as illustrated in the approved photographic simulations and in conformance with Municipal Code Section 20.49.050, to the satisfaction of the Planning Division. 31. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the applicant, current property owner, or leasing agent. 17 Planning Commission Resolution No. #### Page 12 of 12 32. The applicant shall ensure that lessee or other user(s) shall comply with the terms and conditions of this permit, and shall be responsible for the failure of any lessee or other users under the control of the applicant to comply. 33. Any operator who intends to abandon or discontinue use of a telecom facility must notify the Planning Division by certified mail no less than 30 days prior to such action. The operator or property owner shall have 90 days from the date of abandonment or discontinuance to reactivate use of the facility, transfer the rights to use the facility to another operator, or remove the telecom facility and restore the site. 34. The City reserves the right and jurisdiction to review and modify any telecom permit approved pursuant to Chapter 20.49 of the Newport Beach Municipal Code, including the conditions of approval, based on changed circumstances. The operator shall notify the Planning Division of any proposal to change the height or size of the facility; increase the size, shape, or number of antennas; change the facility's color, materials, or location on the site; or increase the signal output above the maximum permissible exposure (MPE) limits imposed by the radio frequency emissions guidelines of the FCC. Any changed circumstance shall require the operator to apply for a modification of the original telecom permit and obtain the modified telecom permit prior to implementing any change. 35. This conditional use permit may be modified or revoked by the City should it determine that the facility or operator has violated any law regulating the telecom facility or has failed to comply with the requirements of Chapter 20.49 of the NBMC, or this conditional use permit. 36. This approval shall expire unless exercised within 24 months from the date of approval. 37. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Verizon Wireless at 1501 Superior Avenue Street Telecommunication Facility including, but not limited to UP2014-013 (PA2014-125). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 12 Attachment No. PC 2 July 23, 2015 Meeting Minutes 19 �� QP �� ��P P�" O� �� �� \�� NEWPORT BEACH PLANNING COMMISSION MINUTES 7/23/15 VI. PUBLIC COMMENTS Chair Kramer invited those interested in addressing the Planning Commission on items not on the agenda, to do so at this time. Jim Mosher stated that City Council and the Planning Commission make decisions on behalf of and affecting all of Newport Beach, including a number of diverse areas in which residents and business owners may have different sensibilities and visions as to what the City should be and what role the Commission should play in achieving that vision. He referenced the City Charter in terms of Council representation and encouraging geographic diversity in terms of the Planning Commission (one from each Council District). He noted that the previous and present Planning Commission has no member who lives in the Peninsula, West Newport, Newport Heights or the Newport Coast Annexation areas. He encouraged Commissioners to keep that in mind when making decisions. He addressed Council appointments to the Planning Commission, noting that the vast majority of appointees have a background in either building or development and hoped that the Commission will keep in mind that residents have other backgrounds and interests in making its decisions. Seeing no further comments, Chair Kramer closed public comments. VII. REQUEST FOR CONTINUANCES- None VIII. CONSENT ITEMS ITEM NO.2 MINUTES OF JUNE 18,2015 Vice Chair Brown and Commissioner Hillgren reported listening to the meeting tape so that they are qualified to vote on the minutes Motion made by Commissioner Lawler and seconded by Commissioner Hillgren to approve and file the Planning Commission meeting minutes of June 18, 2015, incorporating Chair Kramer's and former Commissioner Tucker's comments as well as Mr. Jim Mosher's comments. AYES: Brown, Hillgren, Kramer, and Lawler ABSTENTIONS: Koetting,Weigand, and Zak ABSENT: None ITEM NO. 3 MINUTES OF JULY 9,2015 Motion made by Vice Chair Brown and seconded by Secretary Koetting to approve and file the Planning Commission meeting minutes of July 9, 2015, as corrected. AYES: Brown, Hillgren, Koetting, Kramer, and Lawler ABSTENTIONS: Weigand, and Zak ABSENT: None IX. PUBLIC HEARING ITEMS ITEM NO.4 VERIZON WIRELESS FACILITY(PA2014-125) Site Location: 1501 Superior Avenue Principal Planner Jim Campbell provided a PowerPoint presentation describing the proposed project, existing conditions, support equipment, adding a screen wall atop the existing office building, location, surrounding land uses, elevations, visual simulations, environmental determination, findings of consistency with the Municipal Code and staff recommendation. He reported that the proposed screen wall is requested to be twelve feet high but that staff recommends a ten-foot high wall as that would be sufficient to screen the proposed antennas and support equipment that would only extend 10 feet above the roof. He also noted that it was staff's opinion that the lower screen wall is in better architectural scale with the design of the existing building. Page 2 of 6 21 NEWPORT BEACH PLANNING COMMISSION MINUTES 7/23/15 Secretary Koetting asked regarding the need for a twelve-foot high screen wall and a non-exclusive parking stall. Principal Planner Campbell reported that the building meets its parking requirements and that the non- exclusive parking stall would provide parking for maintenance workers to service the facility, as necessary. Secretary Koetting asked regarding solar panels and Principal Planner Campbell reported that all of the equipment will be on the roof, including an emergency, back-up generator. There will be no equipment on the ground or inside the building. Secretary Koetting asked if the property owner has agreed to the conditions. Principal Planner Campbell reported that the property owner has submitted a letter, authorizing Jacobs Engineering, on behalf of Verizon, to process the application. The applicant can speak on their behalf later in the meeting, when the public hearing is opened. Commissioner Weigand asked regarding future second carriers and Principal Planner Campbell reported there is a lot of open space behind the proposed facility and that there is sufficient space for a second carrier, depending on their unique needs. A second carrier is not being authorized at this time. Commissioner Zak asked regarding whether the applicant would be agreeable to lowering the height of the screen wall and whether noticing for this project included tenants in the building. Principal Planner Campbell stated that noticing requirements include property owners within a specified radius of the subject property and not tenants of the building. Commissioner Zak commented on potential interference with medical equipment. Chair Kramer asked if staff checked with the tenants to see if there would be any interference with medical equipment. Principal Planner Campbell restated that staff did not interface with any of the building tenants and that staff presumed that since the property owner authorized the application, they do not believe the facility would interfere with their existing tenants and that it is the responsibility of the property owner to keep their tenants informed and that it is a private issue. Chair Kramer opened the public hearing. Chair Kramer invited the applicant to address the Planning Commission. Amy Weeks, Jacobs Engineering, representing Verizon, confirmed acceptance of all Conditions of Approval except for Condition No. 8 relative to reducing the height of the screen wall. She provided details and diagrams explaining the reason for the proposed twelve-foot high wall, including installing the antennas as close to the edge of the building, as possible. She addressed discussions with staff, changes made and eliminating signal interference. She added that, because the antennas are being set back, fifteen feet from the roof edge, the additional two-feet in height will be necessary to minimize signal blockage by the existing 2-foot tall parapet wall and to allow better signal propagation. Ms. Weeks further explained that the antennas cannot propagate through the standard material of the parapet wall and that the signals propagate in a cone shape. If the screen wall is installed at ten feet, the signal would propagate into the wall. By increasing the height of the wall, the amount propagating into the parapet wall would be less than if the screen wall were installed at ten feet. Discussion followed regarding some visibility of the antennas with a lower height of the screen wall and obtaining the optimal solution with a twelve-foot screen wall. Ms. Weeks stated that with a ten-foot high screen wall, the system will still operate, but not at its optimal level. Principal Planner Campbell stated that findings for project approval can be made for a twelve-foot high screen wall but that the architectural balance of the building would be better with a ten-foot high screen wall. Page 3 of 6 22 NEWPORT BEACH PLANNING COMMISSION MINUTES 7/23/15 Ms. Weeks explained that the height of the antennas has not changed and that they are still proposed at eight feet high. The height of the antenna would be four feet above the roof. Principal Planner Campbell reported that staff recommendations were based on an understanding of the project plans and discussions with the applicant with the 8 foot antennas being installed 2 feet above the roof, but that apparently, staff did not understand the plan or the project description has changed. He stated that the Commission could consider the project, as proposed, but reiterated the recommendation to lower the screen wall by two feet as it provides better architectural balance. In response to Vice Chair Brown's question, Ms. Weeks reported that the antennas would not be visible with a ten-foot high screen wall. The need for the extended height is for the optimal propagation of the signal and would reduce the amount of the signal's interference. In reply to City Attorney Aaron Harp's inquiry, Ms. Weeks stated that the current design, showing a twelve- foot high screen, the antennas would be six inches below the top of the screen. The antennas, themselves, are eight feet high and two feet are allowed for the ports and cables. She reiterated that a ten-foot screen would cover the antennas but the lower the antenna, the higher the signal inference. Therefore, they are requesting that the screen wall be twelve feet so that there is limited interference with the signal, propagating out. Chair Kramer suggested continuing this matter to a future Planning Commission meeting, noting that the application has not been fully vetted and recommending that the applicant work with staff to find a mutually- accepted solution. Brief discussion followed regarding antenna mounts and clarification of the diagrams on sheet A-5 of the project plans. Chair Kramer invited public comments. Jim Mosher opined this is an example of fairly good planning, commented on the possibility of co-locations of telecommunications providers, the screen wall and suggested a condition ensuring acknowledgement by the applicant that there may be additional providers in the future and that this is in no way an exclusionary arrangement. He addressed tenants concerns and agreed with the recommendation of continuing the matter for further vetting. Additionally, he wondered regarding the height of the proposed antennas. Chair Kramer closed the public hearing. Commissioner Hillgren stated he was not aware of a requirement to allow for colocation of other providers in the code when a private facility is constructed and if so, this should be part of the next staff report. Additionally, it would be beneficial to understand if there will be any impact from the cell towers on existing medical tenants in the building. He addressed that the aesthetics related to height should be fairly simple to resolve pending and understanding of the functionality impact of lowering the antenna and so it will be helpful to understand who will be served by the new facility. Commissioner Lawler stated challenges in understanding the height of the antennas and whether the parapet or screen wall helps or hinders the signal remittance. Secretary Koetting suggested that staff provide a "simpler"diagram of the roof cross-section. Commissioner Weigand added that he would like to understand the antenna platform configuration. Commissioner Zak offered a correction to Condition No. 30 relative to "final issuance of building permit". Motion made by Chair Kramer and seconded by Commissioner Zak to continue this matter to the Planning Commission meeting of August 20, 2015, to allow the applicant to resolve the issues as discussed above. AYES: Brown, Hillgren, Koetting, Kramer, Lawler,Weigand, and Zak Page 4 of 6 2S NEWPORT BEACH PLANNING COMMISSION MINUTES 7/23/15 ABSTENTIONS: None ABSENT: None X. STAFF AND COMMISSIONER ITEMS ITEM NO. 7 MOTION FOR RECONSIDERATION - None ITEM NO. 8 COMMUNITY DEVELOPMENT DIRECTOR'S REPORT Deputy Community Development Director Wisneski provided an update on the Local Coastal Program Implementation Plan noting that staff continues to work with Coastal Commission staff and anticipates producing a revised, public draft of the documents after its meeting with Coastal Commission staff, in early August. The draft will be distributed and the matter will be considered at a Planning Commission Study Session on August 20, 2015. More than one Study Session may be scheduled, as needed. Deputy Community Development Director Wisneski provided a detailed summary of the Tentative Agenda for upcoming meetings. At Chair Kramer's request, Deputy Community Development Director Wisneski reviewed the role of the City's Zoning Administrator, appeals, and the discretionary review process. Deputy Community Development Director Wisneski provided a PowerPoint presentation regarding the City's Residential Building Reports (RBR). She addressed elements of the RBR, background, waivers, verification of compliance, the process, related costs, and information included in the disclosure process. Discussion followed regarding waivers by buyers versus sellers. Deputy Community Development Director Wisneski reported that the City does not follow up as to whether or not the RBR is made part of the escrow. City Attorney Harp added there are penalty provisions provided in the Code,for violation of it. Deputy Community Development Director Wisneski listed items that are checked if an inspection is requested, other cities' processes and the City's iPermit process. Commissioner Zak commented on the buyer being able to waive the process, but not the seller. Chair Kramer opened public comments. Dave Girling, President of the Newport Beach Association of Realtors, explained the way the RBR application process works. He referenced a letter sent to the City and stated that he would love the opportunity to work with City staff regarding the matter. Mr. Girling commented on a Buyer's Inspection Advisory form and reported that the buyer has to know and be advised by his agent, that he has the right to do any inspection, whatsoever, and that as part of the inspections, bootlegged units will be uncovered. Vice Chair Brown confirmed that the responsibility of this falls on the individual agents and in response to his question regarding ensuring that buyers are protected, Mr. Girling referenced a Code of Ethics, by which agents must abide. He added there are various degrees in terms of agent expertise and stated the Association would not support making the RBR mandatory. Discussion followed regarding the turnaround time for the City to do its inspection. Chair Kramer announced that it is the consensus of the Planning Commission that there be no change in policy at this time. Page 5 of 6 24 Attachment No. PC 3 Updated Project plans 2� �� QP �� ��P P�" O� �� �� \�� PPS =o 0� ¢ PREPARED FOR U : O w �o PROJECT APPROVAL ve L wireless o� ww 15505 SAND CANYON AVENUE �m BLDG.D,FIRST FUR. i N IRVINE,CALIFORNIA 92618 LANDLORD: 949.286.7000 �m zj a� PROJECT MANAGER: ���0�® CONSTRUCTION MANAGER: z Jacobs Engineering Group. Inc. -z RF ENGINEER: 3161 MICHELSON DRIVE;SUITE 500 Z z IRVINE,CALIFORNIA 92612 \00 wa SITE ACQUISITION: PHONE: 16 FAX:9499-224-224-7750501 ENGINEER SEAL: a¢ ZONING MANAGER: :w 0 VerI70nwireless o m s UTILITY COORDINATOR: n 0_0 �N �N BOLERO � ~ U 3w OVERALL HEIGHT N� 1501 SUPERIOR AVENUE o� 55-0" (A.G.L.) NEWPORT BEACH, CA 92663 4 Q� MTX-55, BSC-18 DESIGN REVISION: =z aBy: a zo 3 �w =o 00 VICINITY MAP PROJECT DIRECTORY SITE SUMMARY SHEET INDEX SITE TYPE: ROOFTOP ISSUED FOR PROPERTY OWNER: UNIVERSAL PROPERTIES AND MANAGEMENT, INC A.G.L. SHEET NO. SITE SPECIFIC SHEETS 0 09/06/15 ZONING JNR I BUILDING HEIGHT: 55' 129 Q W. WILSON STREET, SUITE 101 COSTA MESA, CA 92627 ZONING JURISDICTION: CITY OF NEWPORT BEACH T-1 TITLE SHEET NO. DATE REVISIONS BY I CONTACT: GORDON R.A. FISHMAN ZONING CLASSIFICATION: OM 0.5 (OFFICE MEDICAL) PHONE: 949.646.3800 PARCEL ID: TBd C-1 TOPOGRAPHIC SURVEY NOT---WITHOUT SIGNATURE AND DATE POWER COMPANY: SOUTHERN CALIFORNIA EDISON A-1 SITE PLAN N WIRELESS A-2 ROOF PLAN VERIZON SITE ID 15505 : APPLICANT: TELEPHONE COMPANY: TBD r SITE 15505 SAND CANYON DRIVE A-3 ANTENNA PLAN AND DIMENSION PLAN M BUILDING "D" 1st FLOOR A-4 EQUIPMENT PLAN AND DIMENSION PLAN LJ.I d HanW glen 9eech IRVINE, CALIFORNIA 92618 A-5 ELEVATIONS M N nkmd Medical Group A-6 PANEL ANTENNA MOUNT DETAIL Z M PREPARED BY: JACOBS ENGINEERING GROUP, INC. A-7 BEAMWIDTH VERTICAL DETAIL LV 3161 MICHELSON DRIVE; SUITE 500 PROJECT DESCRIPTION O > V IRVINE, CALIFORNIA 92612 SITE ACQUISITION: RACHAEL DAVIDSON VERIZON WIRELESS TO INSTALL: � O JACOBS ENGINEERING GROUP, INC. TWELVE(12)PANEL ANTENNAS _ WI5th St 3161 MICHELSON DRIVE; SUITE 500 ONE(1)MICROWAVE DISH Q IRVINE, CALIFORNIA 92612 THREE (3) FIBER DEMARCATION BOXES W • TWELVE(12)RRUS WITH TWELVE(12)A2 MODULES MOUNTED BEHIND FRP o W m c 619.729.2294 2 SCREENING AT ROOF LEVEL OF(E)BUILDING a gJQ THREE (2) EQUIPMENT CABINETS M = • ONE(1)STAND BY GENERATOR W D y_ • THREE (3) FIBER DEMARCATION BOXES MOUNTED ON A PROPOSED STEEL PLATFORM 00 • BEHIND SCREENING AT ROOF LEVEL OF(E)BUILDING O TWO (2)GPS ANTENNAS MOUNTED TO THE PROPOSED EQUIPMENT CABINETS CDa DRIVINGDIRECTIONS VER20N WIRELESS WILL ALSO INSTALL A MECHANICAL SCREEN AT SW CORNER OF(E) HANDICAP REQUIREMENTS BUILDING ROOF TO BE PAINTED AND TEXTURED TO MATCH (E) BUILDING.A GENERATOR W PLUG AND MANUAL TRANSFER SWITCH WILL ALSO BE MOUNTED WITHIN A PLANTER AT Z FROM THE SEW CORPORATE OFFICE IN IRVINE: FACILITY IS UNMANNED AND NOT FOR HUMAN GRADE. U HEAD SOUTHWEST TOWARD SAND CANYON SIDE PATH/SAND CANYON TRAIL. HABITATION HANDICAP ACCESS IS NOT REQUIRED. TOWER OWNER SITE ID: TURN RIGHT ONTO SAND CANYON AVE. TAKE THE RAMP AND MERGE ONTO CODE COMPLIANCE THE 1-405 N. TAKE THE EXIT ONTO CA-55 S. TURN RIGHT ONTO E 17TH PLUMBING REQUIREMENTS TBD ST, TURN LEFT AT THE 1ST CROSS STREET ONTO SUPERIOR AVE FACILITY HAS NO SANITARY OR POTABLE WATER. SITE WILL BE ON THE RIGHT. CALIFORNIA STATE CODE COMPLIANCE: RRERARED BY. ALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED IN DIG ALERT ACCORDANCE WITH THE CURRENT EDITIONS OF THE FOLLOWING CODES AS APPROVED BY JAR ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING IN THESE PLANS DESIGNED LAM IS TO BE CONSTRUED TO PERMIT WORK NOT CONFORMING TO THESE CODES: PROJECT NO : TBD O,N DATE: 07/22/15 U • 2013 CALIFORNIA ADMINISTRATIVE CODE • 2013 CALIFORNIA FIRE CODES (INCL TITLES 24 & 25) . 2013 CALIFORNIA ENERGY Know wh8#IS�leIOW. SHEET NAME: o , • 2013 CALIFORNIA BUILDING CODES CODES Call before you dig. • 2013 CAL FORNA ELECTRICAL CODES • TIA-222-G CODES 02013 CALIFORNIA MECHANICAL DES LOCAL BUILDING CODES TITLE SHEET 0' GENERAL CONTRACTOR NOTES� 2013 CALIFORNIA PLUMBING CODES CITY/COUNTY ORDINANCES UNDERGROUND SERVICE FCC NOTE SHEET NUMBER: ALERT OF SOUTHERN THIS WIRELESS COMMUNICATION FACILITY COMPLIES WITH FEDERAL STANDARDS CONTRACTOR SHALL VERIFY ALL PLANS WITH EXISTING DIMENSIONS AND CALIFORNIA �.o� CONDITIONS ON THE JOB SITE AND SHALL IMMEDIATELY NOTIFY THE ARCHITECT FOR RADIO FREQUENCY IN ACCORDANCE WITH THE TELECOMMUNICATION ACT N WRITING OF ANY DISCREPANCIES BEFORE PROCEEDING WITH THE WORK OR TOLL FREE 1.800-227-2600 OF 1996 AND SUBSEQUENT AMENDMENTS AND ANY OTHER REQUIREMENTS T- 1 �z BE RESPONSIBLE FOR THE SAME. TWO WORKING DAYS BEFORE YOU DIG IMPOSED BY STATE OR FEDERAL REGULATORY AGENCIES. PPS Zo a� O Q PREPARED FOR: U Title Report Easements Basis of Bearings ■� O ,g7} • EASEMENT(S)FOR THE 1rEFIILIILW ACCESS RIGHfi AND RIGHTS INCIDENTAL THERETO,AS DELINEATED ON OR lig STATE PLANE COORDINATE SYSTEM OF 1983(NAD 83),CALIFORNIA ZONE 6. Teri Wf( te53 p .W OR PREP Bi BY: 080222 COMMONWEALTH LAND 7171E COMPANY AS OFFERED FOR DEDICATION ON PARCEL MAP RECORMED IN BOOK 124,PASS 24 AND 25 OF PARCEL MAP O P DATER NO.: 08022241 (PLOTTED HEREON). DAZED: APRIL 10,2074 15505 SAND CANYON AVENUE o •EASENDIT(S)FOR PUBUC URURES PURPOSE(S),GRANTED TO SOUTHERN CALIFORNIA EDISON COMPANY,A Site W CDR PIRVINE,CALIFORNIA 92618 ORATION,AS SET FGRRI IN DOCUMENT RECORDED UNE 1,1979,IN BUG(13170,PAGE 757 OF BLDG.D,FIRST FLR. OFFICIAL RECORDS.(PLOTTED HEREON). 949.286.7000 w < .................. Zm Legal Description ASE BY. a� / fFV Bench Mark 0 Z gmgEr 55 ALL S AF LLLO TAIN REAL PROPERTY SITUATED IN THE COUNTY OF 02AN0E,STATE OF CALIFORNIA,DESCRIBEDTHECALIFORNIA SPATIAL REFERENCE CENTER CORS'fWK',ELEVATION=80.18 FEET(NAVE 88). JAC0BS w O w PARCEL 2 IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE,STATE OF CALIFORNIA,AS SHOWN ON A MAP t, FILED IN BOO(124,PAGES 24 AND 25 OF PARCEL MAPS,IN THE OFFICE OF THE COUNTY RECORDER OF SAID Jacobs ErTgin—ing Group. Inc. z Zy COUNTY. w Access/Utility Routes & Lease Area 3161 MICHELSON DRIVE;SUITE 500 z z b AS SHOWN IRVINE,CALIFORNIA 92612 O V'- PHONE:949-250-1816 FAX:949-224-7501 Date of Survey y Nm= F Assessor's Parcel No. APRIL 14,2014 424-161-09 PREPARED BY CAL VADA �o Vicinity Map SUAVEY1NG, INC. w� oa 411 Jenks Cir.,Suite 205,Corona,CA 92880 N a_ Phone:951-280.9960 Fax:951-280-9746 =z - �� PRA°OSED fR/ZQV ANIEII TDII Free:800-CALVACA wWw.calvad14178 �Rwil I 9&8lyy. . 117Z' (£ASE A JOB N0. 14178 Z Legend Boundary Detail $�� OIL Roof Detail <0 U FS FINISH SURFACE �o- WOOD FENCE 98972 9881 R' ,J7.7rR 1377AP ys�,n. 989,m. SCALE: 1"=10' Z Z I NO NATURAL GROUND CHAIN UNK FENCE SCALE: 1"=30' Y POWER POLE • LIGHT _ I v RETAINING/BLOCK WA11 ® WATER VALVE oli M8987P �Og,O,S/Ov 9B77AS (`'�� N • SURVEY CONTROL POINT TOP TOP OF STRUCTURE _ IJ7.&A7 a�♦1_l' Z 3 CONCRETE PAVEMENT • GEODETIC COORDINATES I r3B99iP r -7 988 �, C7 I EDGE OF PAVEMENT TP TOP OF PARAPET + J IJ7.82P , IM&W SAMS w O TREE C0. 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Q Q U (P) 'VERIZON WIRELESS' RRUIIIIIIIIIIIIMOUNTED BEHIND (P) ANTENNA, _ (P) 'VERIZON WIRELESS' ANTENNAS RAD CENTERTYP. 2 PER SECTOR (TOTAL-12) ELEV. 50'-6" (A.G.L.)w I - --- Iw Iw Iw I� _ T.O. (E) BUILDING PARAPET WALL J W �- ELEV. 45'-0" (A.G.L.) LIJ m (E) UTILITY POLE ® -- -------- - ---------------------------------------------------------- T.O. E ROOF DECK o a aELEV. 43'-0" (A.G.L.) /Iy� D a W O CL C) w i--� a N Z �l \ (E) 45'-0" TALL BUILDING 7 TOWER OWNER SITE ID: Ir� a TBD rrl�^ PREPARED BY: `+/w APPROVED BY: JNR DESIGNED BY: LAM a PROJECT NO: TBD O r `1 DATE: 07/22/15 V ® SHEETNAME: z s T.O. FINISHED FLOOR ELEV. o'-o" ELEVATIONS o" 0 SHEET PIUMSER: A-5 o� z SOUTH ELEVATIONF_3/16"=l'-0_SCALEo 4 8. 2 PA2 PREPARED FOR: O (P) 'VERIZONWIRELESS' PANEL ANTENNAS 1 MOUNTED BEHIND (P) FRP SCREENING TYP. ►iV� 4 PER SECTOR (TOTAL-12) vef'Mamwrreless w (P) PANEL ANTENNA MOUNT L0. (P) 'VERZON WIRELESS' FRP SCREEN BRACKET 15505 SAND CANYON AVENUE BLDG.D,FIRST ELEV. 55'-0" (A.G.L.) IRVINE,949.2 6..7000 CALIFORNIA 9922618 �m I z J JACOBS® a� o� Jacobs Engineering Group. Inc. 3161 MICHELSON DRIVE;SUITE 500 IRVINE,CALIFORNIA 92612 z- I PHONE:949-250-1816 w¢ I FAX:949-224-7501 m� I O¢ I ENGINEER SEAL: I �(P) PANEL ANTENNA PIPE SUPPORT o (PP) VERIZON WIRELESS' ANTENNAS RAD CENTER r ELEV. 50'-6" (A.G.L.) w� P VERIZON WIRELESS 12-0 TALL TRP A o a SCREEN, PAINTED AND TEXTURED TO MATCH a`=' (E) BUILDING _ I wz I Y o� I z� Y 00 i I DESIGN REVISION: z (E) PARAPET a� c�s h T.O. (E) BUILDING PARAPET WALL ELEV. 45'-O" (A.G.L.) so w� U� O� Z O T.O. (E) ROOF DECK ISSUED FOR ELEV. "3' O 08/06/15 ZONING JNR NO. DATE REVISIONS BY (E) 45'-0" TALL BUILDING NOT VALID-IT HGUT SIGNATURE AND DATE VERIZON SITE ID: M W ((^ W =) N Z CD ALE PANEL ANTENNA MOUNT DETAIL 3,4- 0 2 ' 1 Q i ° a Jw m o (L m U) O Lo � r a o O W Z �l u 7 TOWER OWNER SITE ID: TBD Ir� rl� PREPARED BY: APPROVED BY: JNR DESIGNED BY: LAM oN PROJECT NO: TBD r `1 DATE: 07/22/15 V SHEETNAME: PANEL ANTENNA MOUNT DETAIL O� 0 SHEET NUMBER: A-6 o� z Z NOT USED N 1 PP (P) VERIZON WIRELESS' PANEL ANTENNAS PREPARED FOR MOUNTED BEHIND (P) FRP SCREENING TYP. NOTE: 4 PER SECTOR (TOTAL-12) 1. TOP OF (P) FRP SCREENING AT 55'-0- (A.G.L) `!` 2. (P) VERIZON WIRELESS' ANTENNA RAD CENTER AT (P) VERIZON WIRELESS' GPS ANTENNA HQIE: 0 50'-6' (AG.L-) MOUNTED TO (P) LTE CABINETS (TOTAL-2) (P) NERIZON WIRELESS' RRU (P) VERIZON WIRELESS' 12-0' 1. (P) FRP SCREENING TO BE PAINTED AND TEXTURED verzonwimleSS (P) VERIZON WIRELESS` MOUNTED BEHIND (P) ANTENNA, TALL FRP SCREEN, PAINTED AND TO MATCH (E) BUILDING. W MICROWAVE DISH MOUNTED TYP. 2 PER SECTOR (TOTAL-12) TEXTURED TO MATCH (E) BUILDING 2. ALL (P) VERIZON WIRELEES5 ANTENNAS WILL BE I SS05 SANE CANYON AVENUE W BEHIND (P) FRP SCREENING BLDG.q,FIRST FLR. (P) VERIZON WIRELESS' EQUIPMENT MOUNTED BEHIND (P) FRP SCREENING. RV{NE.CALIFORNIA 92414 AREA (E) UTILITY'� 949.24s_raaa Wm T.O. (P) 'VERIZON WIRELESS' FRP SCREEN ( POLE ELEV. 55'-0" (AG.L.) 4.48 11I 1 I N 1 d rl J, [P1 VERiZON {IRELE'S' ANTENNAS RAD CENTER _ II 1 I 1 I 1 I 1 I ELEV. 50'-5" A G.L. ® I N I N I N I N I Jacobs Engineering Group. Inc. _ LL T.O. (E) BUILDING PARAPET WALL 4_�. _ - _--- 3147 RIICHELSON DRIVE;SUITE Saa Z2 ELEV. 45-0� (D11K) 4.45 __� F__________________________________ __________________________________ IRVINE.PHONE:CALIFORNIA4-M-S-S 4413 FAX:949.224.7503 J, T.fl.(E) ROQF DECK__ � ELEV- #43'-0„ (AG.L) ENGINEER SEAL: Ld 2 N (E) 45'-0'TALL BUILDING W� O U W 2#F Q W� �# —DESIGN REVIIIDN: Z T,O. FINISHED FLOOR L ELEV. 0'-O" �4 I:I rWn �o IssuE�>=oR WEST ELEVATION BEAM TILT, 4° DEGREES 31181-0 E® 6DATE RE"Sl0r4E, BY (P) VERIZON WIRELESS' PANEL ANTENNAS A)l VALID WITNDUT SIGNATURE AND DATE MOUNTED BEHIND (P) FRP SCREENING TYP. VERIZON SITE 10 NOTE 4 PER SECTOR (TOTAL-12) 1. TOP OF(P) FRP SCREENING AT 53'-6`(A.G.L) CENTER AT WIRELESS'ANTENNA(P) ERI20N' RAD (P) 'VERIZON WIRELESS' GPS ANTENNA 2. V NQtE: 2. (P) MOUNTED TO (P) LTE CABINETS (TOTAL-2) (P) -VERIZON WIRELESS' RRU [P] VERIZON WIRELESS' 12-0' 1. (P) FRP SCREENING TO BE PAINTED AND TEXTURED Lu L � (P) VERIZON WIRELESS' MOUNTED BEHIND (P)ANTENNA, TALL FRP SCREEN, PAINTED AND TO MATCH (E) BUILDING. MICROWAVE DISH MOUNTED TYP. 2 PER SECTOR(TOTAL-12) TEXTURED TO MATCH (E) BUILDING 2.ALL(P)VERIZON WIRELESS ANTENNAS WILL BE W Q BEHIND (P) FRP SCREENING (P 'VERIZON WIRELESS' EQUIPMENT (E) UTIUTY POLE MOUNTED BEHIND (P) FRP SCREENING. (E) UTILT Y POLE _ (P) 'VERIZON WIRELESS' FRP SCREEN ELEV. 53'-6" (A-G.L.) J (P1 VERIZON WIRELESS' ANTENNAS RAD CENTER _ _ II 11 11 11 f J Lu LLJ (E) BUILDING PARAPET WALL ------ I________-1---- -- -----------------If 11 If 11 Co P° 1 � ELEY. 45'-0" (A.G.L) 4AQ'_ __ Y -- ----------------- - -------- ---J W V) T.O. (E) ROOF DECK �- 4.45' LE4.45 Er- - V � r W r Lo go Zr I ILS, i"1 (E) 45'-0'TALL BUILDING TOWER OWNER&ITE In' TBO Ll Irwl L�^ 'PREPARED BY. APPROVED SY: JNR j - DESIGNED BY- LAM �fw PROJECT NO. T913 DATE 07122,115 BEAM tVrJ'� SMEET NAME FWISHED FLOOR �JI,'IDTH VERTICAL DETAIL 1r Tr .pp ELEV. Q'-Q" pSMEET NUMBER: L pi2 A-7 490 WEST ELEVATION BEAM TILT, 4° DEGREES 711-7-7-7E® 3 C��' QP �� �P �� �� �P ,`�O �� �� Attachment No. PC 4 Photographic Simulations �� QP �� ��P P�" O� �� �� \�� Existing Y n Map �. S: r'r Proposed i Proposed Verizon � Antennas Behind Sueenwall Y, otl +1. view from Placentia Avenue looking northeast at site Bolero AdvanceS n 1501 Superior Avenue,Newport Beach,CA Photo Simulation solutions Photosims Produced on 4-15-2015 Contact(925)2028507 Existing X41 a AIR Proposed Veizo Screen woll view from Placentia Avenue looking southeast at site ... �s_. I rf Bolero 1507 Superior •o ' s ' , - Existing -r r. r i S: I � k I Proposed Proposed Verizon Antennas Behind Screen wall I 50 1 NEWPORT SUPERIOR MEOIC h PLAZA view from Superior Avenue looking west at site Bolero A d v a n c e S n 1501 Superior Avenue,Newport Beach,CA Photo Simulation solutions Photosims Produced on 4-15-2015 Contact(925)2028507 �� QP �� ��P P�" O� �� �� \�� Attachment No. PC 5 Draft Resolution for Denial �� QP �� ��P P�" O� �� �� \�� RESOLUTION NO. #### A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING CONDITIONAL USE PERMIT NO. UP2014-033 FOR A WIRELESS TELECOMMUNICATIONS FACILITY LOCATED AT 1501 SUPERIOR AVENUE STREET (PA2014-125) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Jacobs Engineering on behalf of Verizon Wireless, with respect to property located at 1501 Superior Avenue, and legally described as Parcel 2 in the City of Newport Beach, County of Orange, as shown on a map filed in Book 124, Pages 24 and 25 of Parcel Maps, in the office of the County Recorder, requesting approval of a conditional use permit pursuant to Chapter 20.49 of the Newport Beach Municipal Code ("NBMC"). 2. The proposed wireless telecommunication facility (Facility) would include a total of twelve 8-foot long panel antennas deployed in three sectors, a microwave dish, twelve remote radio units, and support equipment within five equipment cabinets and a stand-by generator. The antennas and related support equipment would be located on the roof of the building and would be fully screened from public view by a new screen wall that would extend 12-feet above the roof. 3. The subject property is designated as Medical Commercial Office (CO-M) by the Land Use Element of the General Plan and the site is within the OM (Office Medical) Zoning District. 4. The subject property is not located within the coastal zone. 5. Pursuant to NBMC Section 20.30.060(C)(2)(d), the maximum height of buildings in the OM District is 50 feet with discretionary approval. The existing building is 45 feet tall and the requested facility includes a screening wall that would exceed the 50-foot height limit by 5 feet requiring the consideration of a conditional use permit pursuant to NBMC Section 20.49.050(C)(1). 6. A public hearing was held on July 23, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. Pursuant to Section 15270 of the California Environmental Quality Act ("CEQA") Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. Planning Commission Resolution No. Page 2 of 2 SECTION 3. REQUIRED FINDINGS. The Planning Commission may approve a conditional use permit only after making affirmative findings in accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits), NBMC Section 20.49.060(H)(1) (Required Findings for Telecom Facilities), and NBMC Section 20.49.060(H)(2) (Findings to Increase Height). In this case, the Planning Commission was unable to make the required findings based upon the following: A. The increased height of the proposed Facility results in an in undesirable architectural change to the overall scale of the building and is inconsistent with NBMC Section 20.49.050(F)(c). B. Alternative sites located farther from adjacent residential district may be available that could achieve the applicant's coverage needs. C. The increased height of the proposed Facility given its proximity to residential uses would be detrimental to the general welfare of persons residing in the area as the proposed installation would exceed the maximum 50-foot height limit. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use Permit No. UP2014-033. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 (Planning and Zoning), of the Newport Beach Municipal Code. PASSED, APPROVED AND ADOPTED THIS 23 d DAY OF JULY, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chairman BY: Peter Koetting, Secretary 40 Planning Commission - August 20, 2015 Item No. 2a Additional Materials Received Verizon Wireless Facility (PA2014-125) August 20, 2015, PC Agenda Item 2 Comments Comments on Newport Beach Planning Commission agenda Item 2 submitted by: Jim Mosher( iimmosher(aD-yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 2. VERIZON WIRELESS FACILITY(PA2014-125) Staff is to be commended for the improved clarity of the report and plans submitted by the applicant. Regarding the substance of the proposed Resolution of Approval, I have the following comments and suggested corrections: 1. Fact in Support of Finding B.2 ("NBMC Section 20.49.010 requires the utilization of the least obtrusive technology to minimize visual impacts"): I continue to question whether the technology used by Verizon really requires the use of 8 foot tall antenna panels. Eight feet seems considerably greater than the vertical length of the panels one sees at other cell transmission sites. 2. Fact in Support of Finding C.2 ("Although the subject site is near residential properties, the Facility itself would be located approximately 125 feet from the nearest residence"): Although not currently residential, I believe the property immediately to the north ("King Liquor") is out of compliance with the General Plan and is zoned for multi-family residential and is in the West Newport Mesa Height Overlay district. As I understand it, the General Plan even identifies it as a "Housing Opportunity Site" in Appendix A4 of the Housing Element. 3. Fact in Support of Finding C.3 ("The proposed telecom facility will be unmanned, have no impact on the circulation system, and will not generate noise, odor, smoke, or any other adverse impacts to adjacent land uses."): The base station equipment of cell sites actually does generate noise, and has been of concern in certain situations, such as street vaults adjacent to residential bedrooms. The backup generators, when operating, would presumably generate even more noise. Also, proper maintenance of the lead-acid batteries typical of these installations has been a concern as acknowledged in Condition of Approval 15. [the same comments apply to Fact in Support of Finding E.1] 4. Fact in Support of Finding F.2 (suggested improvement in grammar): "As a result, the proposal will not draw attention to the facility by making it visually " Ms conspicuous." 5. Fact in Support of Finding G.1 (correction of apparent error): "The maximum height of buildings and structures within the OM zone district is 50 feet. The height of the existing building is 45 feet and the proposed screen wall will exceed the height limit by 3 5 feet as the overall height of the proposed screen wall from the ground will be 55 feet." 6. Fact in Support of Finding G.2 (correction of apparent error): "NBMC Chapter 20.49 allows wireless telecommunication facilities on all nonresidential and multi-family zoned property and within the public right-of-way." [otherwise, I don't know what "nonresidential multi-family zoned' means] Planning Commission - August 20, 2015 Item No. 2a Additional Materials Received August 20, 2015, PC agenda Item 2 comments - Jim MoslVerizon Wireler'.q%Fb®flfty (PA2014-125) Further comment: With regard to the desirability of collocation that Finding G.2 emphasizes, moving the screen wall closer to the edge of the roof would both allow a slightly lower design and allow more rooftop space for future collocation of other carriers' equipment. The staff report, however, raises the interesting question of how much such equipment the roof can handle, since the support equipment for these telecom facilities looks rather massive and heavy— and in other applications has, perhaps for that reason, been placed in an office suite rather than on the roof. Presumably that safety issue will be dealt with in the Building Division's plan check process. 7. Fact in Support of Finding J.2 (suggested improvement in grammar): "The building is setback set back 8 feet from Placentia Avenue and 15th Street and over 100 feet from Superior Avenue." [unless this is planning jargon, as best I can tell "setbacw' is a noun, not a verb] 8. Condition of Approval 37 (correction of apparent error): "... City's approval of the Verizon Wireless at 1501 Superior Avenue Street Telecommunication Facility including, but not limited to UP2014-04'-3-033 (PA2014-125)." Planning Commission - August 20, 2015 Item No. 2b: Additional Materials Presented at Meeting 125) Verizon Wireless Bolero ( PA2014 - 125) Proposed _ Proposed uerizon �` Antennas Behind Screenwal! Planning Commission Public e . • n August 20, 203-5 Planning Commission - August 20, 2015 Item No. 2b: Additional Materials Presented at Meeting 125) dK Introduction i Sh r,. CVC! i `r'\P F Continued fromJUIY 23, 2015, meeting New Wireless Telecommunications Facility Conditional Use Permit UP2014-033 Twelve 8-foot antennas, microwave dish, 12 remote radio units, 5 equipment cabinets and a stand-by generator 12-foot tall rooftop screen wall atop existing 45-tall office building Increase height above maximum allowable of 50 feet Proposed Class 1 Facility (Stealth/Screened) r West Newport Mesa Area Corner of Superior & 15th Street and corner of Placentia & 15th Street 1501 Superior Avenue o8/20/2015 Community Development Department - Planning Division 2 Planning Commission - August 20, 2015 Item No. 2b: Additional Materials Presented at Meeting 125) Vicinity Map i Sh �Vcr tsar' 07 - �Pfi 1535 ;IJ ..::1 114 113 15 ti 16. 160 ! 3m e > ^v ysldentia !{ H a a 1525 .� r�- J CL 15Y6� . • 75 1 35 2fi 2d � - 5 Y x ,fid ONO 10 .15TH ST VY ' v S � �s` eY3 _ 811 •` W,' i P '2Y5 i � � vv♦ rl. + •' IP AS 1 a ♦ �ayo �i t°rrP :.v?� v� � o8/20/2015 Community Development Department - Planning Division 3 Planning Commission - August 20, 2015 Item No. 2b: Additional Materials Presented at Meeting 125) Roof Plan i Sh 03 t-r tsar' trxoae r�na.�oomtort rwcraw eua i tnrim a arty r��� ar I o (P)'wmzm a I NWESS E[ 'E4W SO.FT. • T RJ un r me —W---- ___ I —— --0 MM la—/ — I �i�,ru terra � i i � I I(as ray n � to Yaot w awc. + J J �a tcarwv twc atr.�r -- I - I 0 �� �I 77 - IP1 K1 III � IO5 caau� � omt \ \ \ � ■i CM(7llE \ \ IIIZON WIREIM'ANTENNAS�INO(P}NECHNRCAL SCREFT' n - - S3TE PLAN Nw,1b o8/20/2015 Community Development Department - Planning Division 4 Planning Commission - August 20, 2015 Item No. 2b: Additional Materials Presented at Meeting 125) Partial Roof Section Diagram c ill Fp PNS¢ p (P)'VQA20N%1RELESS'PANEL ANrFNW5 G� NWNTED BEH'"a(P)EAP SCREENING TTP'. �i 1.(11)PAP SL'NE19lING 10 BE PNNRll AND 1E14NRFD 4 PER SECFCR(TOTAL-13) TO Y4CH(E)EUILDINCL FPANEL AMENNA NOW 2.ALL(P)YEAQGN R7�35 ANTFTINIS ALL BE 8m h T.D.IPl�iEPoZON WIRE165'FRP SCREEN TAMED BERM(P)FRP SCR • NEf {0.C.L.) � I I I o� I {Pj PANEL ANIETTNA-w SUPP09T h (P)1fNIZQI XAPP,FIEST AMENIAS RAI C_EPR Y .L.) (P)'AN ON MREI_E�W I"-TAIL FRP Y g¢ SCREEN.PAINTED AND TMRM TO HITCH (E)BUILDING I P �$ I I Y I I I €a Y g (E)PARAPET Y WE BUiI➢nG PARAPET WALL �o �e zc t, T.D.fEt RO2 L RI V M tai9 (A.c,L.l (E)43'-Cr TALL 90ILDINO PANEL ANTENNA MOUNT DETAIL 1 y411'd 0 E' 1' R' o8/20/2015 Community Development Department - Planning Division 5 Planning Commission - August 20, 2015 Item No. 2b: Additional Materials Presented at Meeting 125) Flevation i Sh Y )a 1. Signal Propagation c .\ 4CI Ft]Rii (P)VERIZON 1WREES5'PANEL ANAQ949 MOUNTED BEHIND(P)FRP SCREENING TYP. l3Q9E 4 PER SECTOR(TOTAL-12) I.TOP OF(P)FRP SCFEEWING AT 55'-0'(ACL) M 2.(P)VZON WIRELESS'mTETMR RAD CTMT]R IR (P)'VETNZON WNN1E53'GPS ANTENNA (A-GL) MOUNTED TO(P)LTE CADINLIS(TOTAL-2) (P)VMZDN WIREIfSS'RRU P)V MZON WIRELESS' 12-0' (P)VERffON WIRELESS' MOUNTED BEHIND(P)ANTENNA PALL FRP SUM.PAINTED A10 MOMONAVE DISH MOUNTED TYP.2 PER SECTOR(TOTAL-12) TEXTUW D TO MATCH(E)&AIDITG BEHIND(P)FAP (P)VER1ZON WHiFJESS'EOUIPMEIR (E7 UDLTTY POLE T.O.(P) YERIZON WIRELESS'FRP SCREEN (Q LTTIJTY POLE AREA � €TEV.55'-0" !P�VERIZ0 WIRf:LE55'AHTC1NrA5 RAD CENTER 11 11 11 I N 'r ELEL.50'-6'(PAR - _ N _ _ 1 11 11 11 N I1 II 11 IN � )BUILDING PARAPET WALL 4.W _ U ll U L! _ 4.45 --------------------- ------ --� * T.O.IE)ROOF DECK it r T.O.F9NISHED FLOOR WEST ELEVATION BEAM TILT 4° DEGREES o8/20/2015 Community Development Department- Planning Division 6 Planning Commission - August 20, 2015 Item No. 2b: Additional Materials Presented at Meeting 125) Elevation & Signal Propagation i Sh Y )a (P)VMZON WIRELESS'PANEL ANTEN14AS MOUNTED BEHIND(P)FRP SCFEEN IG TYP. )' 4 PER SECTOR(TOTAL-12) 1.TOP OF(P)FRP SCREENING AT 53'-B'(KG.L) 2_(P)'KWON WIRELESSANTENNA RAD CENTER AT (P)wuow WKLEW CPS mom 49'-0'(KO,L) MOUNTED TO(P)LTE CADS(TOTAL-2) (P)VMZON"MESS'M (P)%VMN VINGESS'12-0' {P)wEA1zDN rINFtEss' MOUNTED BEHIND(P)ANIETIK TALL FRP SCAFEN,PAINTED AND MICFK)WE DISH MOUNTED TYP,2 PER SECTOR(TOTAL-12) TETO M TO MATCH(E)BUILOM KHM(P)W SCIREENNG (P)YETffiON VARELESS'EQUIPMENT (�urI15Tf POLE (E)UMM POLE — �.. �jl YERIZON NTRELESS'FRP SCREEN _ ELEV.53'-4"(KO,L) } 11I 11I 11 11 [P�VEA120N 1nRFLE55'ANIENN15 RAO CENTER 11 II la I (KG.L) 11 11 IT 11 BUILDING PARAPET'WALL ELEV.45'-0"(KG.L) ---------- .--_____. J. T.O.(E)ROOF DECK __ ELLV.*43'-0"(KG.L) _ ti m i n ( WEST ELEVATION BEAM TIT, 4' DEGREES o8/20/2015 Community Development Department- Planning Division 7 Planning Commission - August 20, 2015 Item No. 2b: Additional Materials Presented at Meeting erizon Wirel 125) Existing Ok � t n Q`r-r tsar' Map Proposed A N�opased veh:ort J �� Anrertiias Behind - - 3creenwaN 03 o8/20/2015 view from Placentia Avenue looking northeast at site 8 BWero Planning Commission - August 20, 2015 Item No. 2b: Additional Materials Presented at Meeting erizon Wirele 125) Existing tr F� Map _ Proposed Proposed Werirort Anienrtas Behind - Scree wvl! O 8/20/2 01 S view from Placentia Avenue looking southeast at site 9 Bolero Planning Commission - August 20, 2015 Item No. 2b: Additional Materials Presented at Meeting Verizon Wirel 125) Existing i Sh yc ALM;-1 , Proposed Anr ,is Seltii I ;t. NEWPORT SUPERIOR NEW � P 08/20/2015 view from Superior Avenue looking west at site 10 \ Bolero Planning Commission - August 20, 2015 Item No. 2b: Additional Materials Presented at Meeting 125) dK i Sh F Exempt from CEQA — Section 15301 & 15303 Consistent with Wireless Facility Ordinance Fully screened facility (Class 1) Increased height necessary for coverage & allowable by code Does not create undesirable or abrupt scale Does not impact public views or neighboring property Staff recommends z foot reduction in rooftop screen to provide better architectural balance o8/20/2015 Community Development Department - Planning Division 11 For more information contact: James Campbell, Principal Planner 949-644-3210 _ Jcam p be I I@ newportbeachca.gov - www.newportbeachca.gov